Hotels only · No pay-to-rank · Advice first; verified when attested
Public tape · 35 of 282 · 2025
DiamondRock sold the 410-room Westin Washington D.C. City Center on February 19, 2025 for a contract price of $92.0 million. Harbor PPK is $92.0 million ÷ 410. Buyer unnamed. DiamondRock’s 11.2x Hotel EBITDA and cap-rate lines are DiamondRock’s narrative, not a second hotel price. Not a Georgetown tape. Courtyard Manhattan/Fifth Avenue is a later, separately named leasehold sale.
$92.0M
Cited consideration · 410 keys · $224k / key
DiamondRock Exhibit 99.1: $92.0 million for the 410-room Westin Washington D.C. City Center. Downtown City Center — not a Georgetown palace PPK.
DiamondRock Hospitality Exhibit 99.1, fourth quarter and year ended December 31, 2025
Morning blotter · public filing or issuer IR. Combined PSAs stay combined. Harbor will not invent a price.
Deal FrameLiving packetLabeled estimateCompare this tapeMorning blotterFilings blotter
Source
DiamondRock Hospitality Exhibit 99.1, fourth quarter and year ended December 31, 2025
https://www.sec.gov/Archives/edgar/data/1298946/000129894626000010/exhibit9914q2025.htmEstimate ↔ tape
Cited consideration on the left. Harbor’s labeled defaults on the right. A gap is a question, not a bid. Portfolio tapes and seller paper stay footnoted. Not an appraisal.
$224,390 / key · 410 keys
$340,389 / key · Harbor defaults
Washington, D.C. · worksheet vs tape PPK
DiamondRock Exhibit 99.1: $92.0 million for the 410-room Westin Washington D.C. City Center. Downtown City Center — not a Georgetown palace PPK.
DiamondRock Hospitality Exhibit 99.1, fourth quarter and year ended December 31, 2025
Morning blotter · public filing or issuer IR. Combined PSAs stay combined. Harbor will not invent a price.
The house
Worksheet, not an appraisal. Shock cap ±50 bps and ADR ±10% before you treat any number as a bid.
Washington, D.C. · Upper upscale
410 keys · Washington · Westin
Downtown City Center Westin. DiamondRock sold the 410-key house on February 19, 2025 for $92.0 million (FY2025 Exhibit 99.1). Buyer unnamed. Not Park’s 2020 Embassy Suites Washington DC Georgetown $90.4 million / 197 tape. Courtyard Fifth Avenue is a later, separate leasehold tape.
Same house or same market · 4
Same hotel first, then the same market and segment. Structure footnotes stay on the tape. This is not a paid comps service.
Lorien Hotel & Spa · 107 keys · Upper upscale
Consideration
$30.0M
$280k / key
Xenia Q2 2024 10-Q: $30.0 million sale price for the 107-room Lorien Hotel & Spa, Alexandria. Old Town boutique — not a City Center Westin PPK.
Xenia Hotels & Resorts Form 10-Q, quarter ended June 30, 2024 (closed July 9)
Xenia closed the 107-room Lorien Hotel & Spa in Alexandria on July 9, 2024 for a sale price of $30.0 million. Harbor PPK is $30.0 million ÷ 107. Use the $30.0 million sale price, not the $29.1 million net cash after costs. Xenia’s estimated $1.8 million gain is Xenia’s accounting, not a second hotel price. Buyer unnamed. Not DiamondRock’s Westin Washington D.C. City Center $92.0 million tape and not a Georgetown palace. Older than the 2025–26 blotter cut.
Embassy Suites Washington DC Georgetown · 197 keys · Upper upscale
Consideration
$90.4M
$459k / key
Park Q2 2020 supplemental sold table: $90.4 million gross for the 197-room Embassy Suites Washington DC Georgetown. Georgetown Embassy — not a City Center Westin PPK.
Park Hotels & Resorts Q2 2020 supplemental, Properties Sold table (February 2020 close; day unnamed)
Park sold the 197-room Embassy Suites Washington DC Georgetown in February 2020 for $90.4 million gross proceeds. Harbor uses the first of February rather than inventing a closing day. Harbor PPK is $90.4 million ÷ 197. Park rounded the same math to $459,000 per key. Buyer unnamed. Filing names Washington, D.C. — Harbor will not invent a West End lock. Not DiamondRock’s Westin Washington D.C. City Center $92.0 million tape, not Xenia’s Lorien $30.0 million Old Town tape, and not a Palomar or Liaison PPK. Hilton New Orleans Airport plus Embassy Suites Parsippany stay combined. Adagio and Le Meridien San Francisco stay off. Hilton Chicago/Oak Brook Suites and Homewood Suites Seattle Convention Center Pike Street stay off until a filing names a hotel price and keys together. Older than the 2025–26 blotter cut.
Hotel Palomar Washington, DC · 335 keys · Upper upscale
Consideration
$141.5M
$422k / key
Pebblebrook 8-K Exhibit 99.1: $141.5 million for the 335-room Hotel Palomar Washington, DC. Downtown Kimpton — not a Liaison PPK and not a Lafayette Square slice.
Pebblebrook Hotel Trust Form 8-K Exhibit 99.1, February 25, 2019 (closed February 22)
Pebblebrook closed the 335-room Hotel Palomar Washington, DC on February 22, 2019 for $141.5 million. Harbor PPK is $141.5 million ÷ 335. Buyer unnamed. Pebblebrook’s 14.9x / 5.9% 2018 lines are Pebblebrook’s narrative, not a second hotel price. The $252.5 million Palomar + Liaison proceeds line is the sum of two named 8-K prices — Harbor did not invent a split. Not Hotel Madera $23.3 million, not Liaison Capitol Hill $111.0 million, not Rouge $42.0 million, not Topaz $33.1 million, and not a slice of the $331.0 million InterContinental Buckhead + Sofitel Lafayette Square line. Older than the 2025–26 blotter cut.
The Liaison Capitol Hill · 343 keys · Upper upscale
Consideration
$111.0M
$324k / key
Pebblebrook 8-K Exhibit 99.1: $111.0 million for the 343-room Liaison Capitol Hill. Capitol Hill box — not Fairmont Dallas $111.0 million and not a Lafayette Square slice.
Pebblebrook Hotel Trust Form 8-K Exhibit 99.1, February 14, 2019
Pebblebrook closed the 343-room Liaison Capitol Hill in Washington, D.C. on February 14, 2019 for $111.0 million. Harbor PPK is $111.0 million ÷ 343. Buyer unnamed. Pebblebrook’s 16.9x / 4.9% 2018 lines are Pebblebrook’s narrative, not a second hotel price. Not Hotel Madera $23.3 million, not Xenia’s Fairmont Dallas $111.0 million tape, not Hotel Palomar Washington $141.5 million, not Topaz $33.1 million, and not a slice of the $331.0 million InterContinental Buckhead + Sofitel Lafayette Square line. Older than the 2025–26 blotter cut.